WHERE 21 IS A BUST
Unfortunately, some stories send you right down the rabbit hole.
Like last week’s Mammoth PEDC (Planning and Economic Development Commission) story regarding Outbound Mammoth’s (formerly Sierra Nevada Resort) effort to sell off five fourplex “villas” within its “hotel” at market rate.
The vote was 2-1 in favor. Unfortunately for Outbound Mammoth, when it comes to specific plan amendments, state code says you’ve got to count to three. So the vote was invalid and the matter must be rescheduled.
Commissioner Cynthia Fleming is conflicted out (she is lined up to sell the units if the amendment passes). Commissioner Lana Grand was absent at the hearing. She’ll represent the deciding vote at the next one.
Dissenting PEDC Commissioner Greg Eckert expressed concern at the Dec. 11 hearing that selling off the twenty units (built in the middle of the 6.09-acre development) risks forever piecemealing/hamstringing the property. It threatens a more cohesive, more integrated vision.
Further, he recalled post-meeting (as best as any of us old folks can recall these days) that the development was supposed to be “interim” at the meeting where the villas were approved.
Of course, he couldn’t remember when that was was. “Sometime after 2021” was his best guess.
So I went fishing on the town website and found the recording of the meeting from February, 2022. And proceeded to watch it.
It was like sitting through a video of one’s own root canal.
Indeed, the staff report stated, “The proposed interim development standards accommodate a less intensive expansion and upgrade of the hotel, restaurant and public space than is envisioned by the Clearwater Specific Plan/Old Mammoth Place entitlements while still allowing for the future development of the Old Mammoth Place project consistent with the Clearwater Specific Plan’s long-term vision and goal.”
Eckert, in his comments that day, said he was “not real fired up” on the proposed development. Though architectural plans for the modular buildings were “dolled up as best they can,” Eckert said the whole thing reminded him of the temporary classrooms at the high school (which sat ‘temporarily’ for decade upon decade).
Again, he used the term “interim development.”
Commissioner Paul Chang expressed some doubt about the parking plan, given the anticipated 15% reduction in parking.
But sure enough, the applicant (which had 16 consultants on the Zoom call) said it could not afford delay. Delaying the vote would mean another 7-8 months of staring at forlorn and dilapidated Frosty’s Miniature Golf – which unfortunately was forlorn and dilapidated the day it opened.
Talk about a passive-aggressive threat!
Attorney Mark Carney, speaking for the developer, waxed philosophic about the “devastating consequences” of not moving forward.
*Wink, nudge, cough … bullshit. Oldest trick in the book.
PEDC Chair Michael Vanderhurst, a self-described “fan of the project” (Is there a project he’s not a fan of?) suggested getting the vote done and then having staff and the developer hash out the pesky details later.
Now here’s where it gets fun.
Then-Community Development Director Sandra Moberly specifically interjected to say a 2-1 vote would not constitute approval (again, there were only three available commissioners that day). Note who was at the meeting and how many people heard that.
Vanderhurst, Carney, staff … no one said a word about the 2-1 vote at the December 11 hearing, even though they ALL had to know it was illegal.
Maybe they just figured no one would notice.
But back to 2022. The specific plan amendment was passed unanimously 3-0, Vanderhurst, Eckert and Paul Chang voting in favor.
The five Modulars were available for rental starting last December.
If Outbound Mammoth is ultimately allowed to sell units within its development, “interim” will become permanent. Sure sounds like a lousy idea.
Consumers turn cautious
I attended the Mammoth Lakes Tourism (MLT) Board meeting earlier this month and the graphic which appears below struck me.
The data comes from the 2024 Summer Air survey.
I don’t know if you’ll be able to read the fine print, but the numbers come from a sample size of 419 travelers in 2024, and 117 travelers from 2023. And it’s broken down between travelers who booked lodging versus those who didn’t (perhaps visiting family, et. al.).
The numbers (totals versus lodging) look a little wonky just because the percentage of people surveyed who had lodging in 2023 was 62.4%.
In 2024, that percentage was 77.3%.
And people who book lodging for their visits on average spend a lot more money.
So when you see the total average visitor spend is down 7.6% year-over-year, it doesn’t jump out at you so much.
But apples-to-apples, visitors with lodging were spending 30% less per day, and those without lodging almost 50% less.
That should generate some red flags.
And it did.
There was a concern among board members that ADR (Average Daily Rate) on hotel rooms and overall demand is trending backwards.
Good news is that people love Mammoth more than ever. NPS (Net Promoter Scores) remain high, and 89% of respondents say they’ll visit again.
Their experience with United Airlines also continues to improve, and MLT Executive Director John Urdi said the introducrtion of the E175 aircraft into our market is a “game changer.”
“Every airline on Earth has these planes,” he said, so there’s far less risk of “mechanical” hang-ups where you’re stuck for parts or knowledgeable repairmen. And these planes also offer first-class and premium economy seating, which generates more revenue.
On the downside, visitors were underwhelmed by Mammoth’s culinary options, and they weren’t crazy about the price tag of the accommodations either.
And may be even less crazy about it now that Mammoth has jacked the tax rate.
They also want more flight options and better connections. One person commented: “My flight was delayed, and then I missed the connection. Since there’s only one flight a day, my trip was cut by 60%.”
